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HomeMy WebLinkAboutPC Resolution 2017-0038 EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program CUP 2003-0117 (2017 Amendment) / PLN 2014- 1519 Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Planning Services 1. The approval of this zone change, Tract Map, and use permit shall become final and effective following City Council approval. FM PS 2. The approval of this use permit shall become final and effective for the purposes of issuing building permits thirty (30) days following the City Council approval of ZCH 2003-0070 and ZCH 2004-0083, and ZCH 2017-0181 upon second reading, unless prior to that time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. FM / BP PS 3. The Community Development Department shall have the authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council. BP / FM PS, CE 4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date, and/or for the life of the Tentative Tract Map (Tract 3070, 2017). At the end of the period or upon expiration of the Tentative Map (Tract 3070, 2017), the approval shall expire and become null and void unless the project has received a building permit. BP / FM PS 5. All previous exhibits approved shall be superseded by the most current 2017 Master Plan of Development amendment approved by City Council in a future meeting. On-Going PS 6. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the city, or any of its entities, concerning the subdivision Ongoing PS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. 7. All subsequent Tentative Map and construction permits shall be consistent with the amended Master Plan of Development contained herein. BP / FM PS, CE 8. All exterior elevations, finish materials and colors shall be consistent with the Master Plan of Development as shown in EXHIBITS D through H, L, and K D1, D2, E, and F with the following modifications:  All exterior material finishes (siding, trim, doors, windows, light fixtures, garage doors) shall be durable, high quality, and consistent with the architectural appearance.  Side and rear residential elevations shall be consistent with the color, architectural detail, materials, window and door detail, roof eaves, trellis elements, as show in the proposed Master Plan of Development, except as noted in the Conditions of Approval. Elevations shall be 4-sided and not contain blank walls or facades.  The covered porches on the side elevations (above the front door) on the end units of the tri-plex buildings shall be extended to the corner of the building near the garage/driveways. The lengthened porch design enhancement shall match the scale of this larger building, and cover the walkway from the driveway to the unit’s front door. This lengthened covered porch/walkway feature shall be incorporated on lot 33, lot 28, lot 34, and lot 36.  All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures.  The garage door styles and materials shall be architectural grade, with decorative styles to match the building architecture. Garage doors shall be painted to match the building color scheme of the unit, and shall not be left white.  Any proposed exterior street, pedestrian, or building mounted light fixtures shall be of architectural grade, appropriate scale, and design and shall compliment the architectural style, subject to staff approval. Light fixtures shall comply with Zoning Ordinance requirements for shielding of light sources to prevent offsite glare.  Stucco siding shall be smooth troweled or similar. No machine finishes will be permitted.  Roofs materials shall be architectural grade. BP PS 9. Upgraded elevation styles and wrap around porches shall be installed on the detached residences as noted in EXHIBIT G, subject to the following modifications:  Lot 27 shall incorporate one side enhanced model upgrades on the west elevation facing El Camino Real.  Lot 12 shall incorporate the enhance model plan elevations on all sides of the building. BP PS 10. The proposed mixed-use buildings shall be consistent with Exhibit D1 of the approved Master Plan of Development, subject to the following modifications:  The first-floor elevation facing Principal Avenue shall be redesigned to incorporate BP PS, BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. additional materials and architectural enhancements consistent with the City’s Appearance Review Manual guidelines and Design Toolbox for commercial buildings. The architecture at ground floor of this building shall reflect a commercial office style. Commercial entrances/storefronts shall be denoted by the architectural design elements of the building.  Emphasis on the residential doorway entrances on Principal Avenue shall be minimized or residential entrances may be eliminated on this frontage in order to enhance the commercial office appearance and commercial viability of future businesses at this location.  Walkways, landscape, and signage for each commercial unit in the live-work building shall be designed and reviewed to enhance the commercial entrances on Principal Avenue.  The rear elevation of the live-work building shall be modified to incorporate lap siding on the first floor of the units, consistent with the upper floor wall treatment. The horizontal and vertical lap siding shall extend to the ground, around the garage, on Units 2 and 4 of this building.  Revised elevations for the first floor front and rear elevations of the live-work building shall be reviewed by the Community Development Director prior to Building Permit issuance. Any proposed changes to the architectural character must be approved by the Design Review Committee or other mechanism deemed appropriate by the Planning Director. 11. The proposed car-wash shall be consistent with Exhibit E and N D2 of the approved Master Plan of Development. Any proposed changes to the architectural character must be approved by the Design Review Committee or other mechanism deemed appropriate by the Planning Director. BP PS, BS 12. All site work, grading, and site improvements shall be consistent with the Master Plan of Development as shown in EXHIBIT B, C, I, J, K, and M and G. BP / FM PS, BS, CE 13. A final landscape and irrigation plan shall be approved prior to the issuance of building permits and included as part of site improvement plan consistent with EXHIBIT C, K and M, and EXHIBIT J, and as follows:  All exterior meters, air conditioning units and mechanical equipment shall be screened with landscape material.  All areas shown on the landscape plan shall be landscaped by the developer and completed at the discretion of the Community Development Department.  London Plane or similar street trees shall be provided along El Camino Real, Principal Avenue, and Pino Solo at a minimum maximum spacing of 30 feet on center. BP PS, BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp.  Street and open space trees shall be minimum 15-gallon size and double staked.  The bio swales shall be incorporated into the landscape plan to be aesthetic and act as a landscape features. Landscape in and around bio swales shall be installed by the developer prior or building permit final.  Landscape along the street frontage parkway of Lot 52 (8111 sq. ft. commercial parcel) shall be completed with the subdivision improvements for the rest of the tract.  The final landscape and irrigation plan shall conform to Atascadero Municipal Code requirements, including the City’s Water Efficient Landscape Ordinance. 14. Additional 24-inch box size evergreen screen trees shall be incorporated along the properties identified in Exhibit M J. BP / FO PS 15. All project fencing shall be installed consistent with EXHIBIT H K, with following exceptions:  Lot 3: Side fence adjacent to Pino Solo shall be setback a minimum 10 feet from the back of sidewalk.  Lot 34: The corner side fence adjacent to the internal street ‘A’ shall be setback a minimum of 5 feet from the back of the sidewalk.  Lot 21: Side fencing adjacent to the on street parking shall be setback a minimum of 5 feet from the on-street parking space. The area between the parking space and residence on Lot 21 shall be landscaped by the developer and maintained by the HOA.  Gates shall be included as necessary to access any trash storage locations on side or rear yards.  All fences shall be either stained or painted to maintain the appearance and life of the wood fencing. All fences shall have trim caps and plant on trim as identified in EXHIBIT K.  Decorative fences under four (4) feet in height, and consistent with the fencing color and general style of the development, may installed within required front and corner side or rear setbacks, upon applicant’s request, upon review and approval by the Planning Department. GP/BP PS 16. Drainage basins shall not be fenced. Basins shall be designed to meet maximum depth and slope requirements in way which does not require basins to provide safety fences. Basins shall be landscaped to act as visual landscape features for the development, and shall serve as multipurpose open space / potential recreation areas in addition to the primary purpose of water filtration. FM / GP / BP PS / CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. 17. Trash and recycling container storage areas shall be provided on each lot in a screened location. Designated trash storage shall not be located within the garage if it in conflicts with providing adequate parking spaces within the garage. If trash storage is proposed to be located outside, a concrete pad shall be installed for placement of trash receptacles, and gate access shall be provided to bring trash out to the curb. Trash storage location shall be identified for each unit at time of building permit submittal, and shall be installed prior to final of each residential unit. 18. Colors and materials for residential and live-work units shall be as generally shown in EXHIBIT L, subject to the following modifications:  A minimum of 5 distinct color schemes shall be provided for the 27 detached units. Side & rear color applications shall be identified at time of building permit submittal.  A minimum of 2 distinct color schemes shall be provided for the 3 triplex buildings. Side & rear color applications shall be identified at time of building permit submittal.  A complete color scheme key/map shall be provided at time of building permits to identify color schemes to be used on each unit throughout the development, subject to staff approval. Color schemes shall be disbursed throughout the development so that no identical color schemes are directly adjacent or directly across the street from one another.  Paint colors shall wrap corners/sides of the building and be consistent on materials which wrap around sides so that wall colors do not abruptly change at building facades.  Garage doors shall be painted to match the building color scheme of the unit, and shall not be left white.  Window and door trim colors shall be consistent throughout a single unit (window trim on triplex end unit to be modified for consistent trim color.)  The color scheme for the 6-plex live-work building shall be modified to reduce the total number of colors used. A more simplified color scheme shall be developed, subject to staff approval. Final selection of colors and materials, and location of color schemes throughout development identified in EXHIBIT I shall be submitted with Building Permits and shall be subject to staff approval. GP/BP PS 19. Affordable Housing Requirement: The project shall comply with the City’s Inclusionary Housing Policy or Ordinance in place at the time of Final Map recordation. The applicant shall deed restrict a minimum of 7 eight (8) residential units for 30 years, prior to or concurrently with the final map, as follows:  Two (2) 1 units at the very-low income rate,  3 units at the low-income rate,  3 units at the moderate income rate,  0.40 units shall be paid through in-lieu fee calculated at 5% of market rate GP/BP Deed restriction to record at final map PS, CA Condition 19 modified by Planning Commission Dec. 5, 2017 Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. evaluation for the unbuilt portion of inclusionary requirements. All affordable units shall be distributed throughout the project, and shall be constructed at the same time as the market rate units. A phasing plan shall be submitted by the Applicant to show affordable unit construction in each phase of the project, to ensure a percentage of affordable units are built in each phase at the same construction timing as the market rate units. Affordable unit location and phasing plan shall be reviewed and approved subject to modification by the Community Development Director to ensure consistency with the City Council’s Inclusionary Housing Policy. through a substantial conformance review. 20. Any future development signage shall be architecturally compatible with the proposed buildings. All future signage shall be subject to the review and approval of planning staff. No signage shall be placed above the first floor roofline. No signage shall be permitted facing the proposed residential uses. BP PS 21. Residential neighborhood identification monument signage shall be permitted through a staff level review and subject to a separate building permit. Residential monument signage shall comply with the size and lighting standards of the Atascadero Municipal Code, and the monument structure(s) shall be architecturally compatible with the overall project design. BP PS/CE 22. Any monument signs proposed within the project area shall be located outside of the line of sight at intersections. Verification of line of sight clearance shall be required at time of building permit submittal for the sign(s). BP PS/CE 23. Future development of Lot 52, the 8111 sq. ft. commercial parcel on El Camino Real, shall be reviewed and approved by the Design Review Committee prior to building permit or grading permit issuance. No new or additional driveways on El Camino Real shall be permitted to be installed for access to Lot 52 due to traffic safety limitations at this location. Access to Lot 52 shall be taken from the adjacent commercial site to the north if a shared access easement can be arranged with the adjacent property owner, or access shall be provided through an internal connection to the Planned Development (car wash parcel or internal project roads.) The proposal for access to lot 52 shall be reviewed and approved by City Engineer to ensure traffic safety and easement requirements are met prior to Building Permit or grading permit issuance Any future development on Lot 52 shall maintain a 20-foot setback from the drainage swale and/or any wetland areas, unless a biological evaluation is completed to determine site specific setbacks based on the proposed future use. BP PS/CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. 24. Lot 52, the 8111 sq. ft. commercial parcel on El Camino Real identified for future development, shall be cleared and maintained in clean condition as part of the subdivision improvements for Tract 3070. Any security fencing on the site shall be decorative in style (open tubular black metal fencing or similar.) Chain link, T-posts, or barb wire fences shall not be permitted to be installed on the vacant lot. Any frontage improvements, undergrounding of utilities, or landscape required in front of this parcel on the El Camino Real frontage shall be required to be installed as part of the subdivision improvements for Tract 3070. If Lot 52, or the mixed-use 6-plex parcel, has not received building permits for construction within 6 months of the Final Map recordation, then interim landscape improvements shall be installed on the lot(s) so that vacant dirt lots do not detract from the rest of the project development. FM PS/CE 25. An accurate Tree Protection Plan shall be prepared for encroachment within the drip line of native trees located on or adjacent to the subject parcel. The recommendations identified in the arborist report shall be implemented during construction. The applicant will contract with a certified arborist to monitor all activity within the drip lines of existing native oak trees. GP/BP PS 26. Proposed improvements may impart modifications to the existing channel and may be subject to Fish & Wildlife and/or US Army Corp review/permits. Applicant will be responsible to obtain any required agency permit prior to issuance of a grading permit. GP/BP PS 27. The emergency services and facility maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a Community Facilities District established by the City at the developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above mentioned funds shall be by the City. Developer agrees to participate in the Community Facilities District and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property.  All Atascadero Police Department service costs to the project.  All Atascadero Fire Department service costs to the project.  Off-site common City of Atascadero park facilities maintenance service costs related to the project. BP FM PS 28. All tract maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance cost shall be funded through a Home BP PS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Owners Association, or similar funding mechanism, established by the developer subject to City approval. The Home Owners Association or other funding mechanism must be in place prior to, or concurrently with acceptance of any final maps. The Home Owners Association shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any Final Map. The administration of the above mentioned funds, and the coordination and performance of maintenance activities, shall be the responsibility of the Home Owners Association. a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads, emergency access gates, and sewer mains within the project. b) All parks, trails, recreational facilities and like facilities. c) All open space and native tree preservation areas. d) All drainage facilities and detention basins. e) All creeks, flood plains, floodways, wetlands, and riparian habitat areas. f) All common landscaping areas, street trees, medians, parkway planters, manufactured slopes outside private yards, and other similar facilities. g) All frontage landscaping and sidewalks along arterial streets 29. Prior to recordation of final map, the project applicant shall enter into an agreement with the City of Atascadero to pay any future reimbursement fees associated with off-site circulation improvements made to the Santa Rosa / US 101 interchange and frontage roads. The amount of reimbursement shall be determined by a traffic study that demonstrates a nexus for all parcels included in the reimbursement area. BP PS, BS 30. Deed notification shall be applied to each of the new lots, notifying homeowners of the following:  That adjacent residential lots outside the PD 24 boundaries may be used for agricultural purposes, including keeping of livestock animals, facilities, and equipment;  Residential lots are located within a Master Plan of Development and are subject to rules and regulations established by the CC&Rs, PD-24 overlay zone, and the approved Master Plan of Development;  Residential lots are adjacent to approved commercial uses that may generate noise consistent with the City’s Noise Ordinance.  Drainage swales, basins, and other storm water facilities are located within private lots and must be maintained as design, engineered and installed by the original developer. Alterations to the drainage plan for the subdivision are not allowed without prior approval of the City.  Fences or other structures shall not be permitted to be installed within the ephemeral drainage swale on site without proper approvals by the City and any other required outside permitting agencies such as Fish and Wildlife, Army BP PS, BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Corps, or RWWCB. 31. Deed notifications shall be recorded on the live-work units (lots 37-42) to notify future property owners that the first floor of the building is reserved for office or commercial uses, consistent with the Master Plan of Development and PD 24 overlay. The ground floor of these units shall not be permitted to be used as residential dwelling space. FM PS 32. Prior to final map, the applicant shall submit CC&Rs for review and approval by the Community Development Department. The CC&R’s shall record with the Final Map and shall include the following: i. Provisions for maintenance of all common areas including access, parking, street trees, fencing and landscaping. ii. A detailed list of each individual homeowner’s responsibilities for maintenance of the individual units. iii. Individual unit’s responsibility for keeping all trash receptacles within the designated screened trash storage areas unit’s garage. iv. A provision for review and approval by the City Community Development Department for any changes to the CC&R’s that relate to the above requirements prior to the changes being recorded or taking effect. BP PS, BS 33. Approval of this permit shall include the removal of 6 7 Native Oak Trees, totaling 149174-inches dbh. The applicant shall be required to pay mitigation fees or provide replantings on-site per the requirements of the Atascadero Native Tree Ordinance. Any additional removals shall be subject to Planning Commission approval. BP PS, BS Fire Marshal 34. Fire Sprinklers are required on all structures consistent with the California Building Code adopted at the time of building permit submittal. BP FD,BS City Engineer Conditions PROJECT SPECIFIC CONDITIONS Grading, Drainage and Storm water: 35. The project shall be designed in compliance with the City & State post-construction storm water standards and specifications. The final project design shall include post- construction performance requirements and an operations & maintenance plan. Prior to final approval of site improvements, the engineer of record shall provide a written certification that all post-construction performance requirements were installed BP, GP CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. according to the Storm water Control Plan and are operating as designed. 36. The subject property shall be designed to accept and convey off-site storm water run- off consistent with the existing on-site and off-site drainage patterns and restrictions. Storm water detention/retention as well as water quality shall conform to the City and State requirements. BP, GP CE 37. The project plan submittal shall include a detailed hydrology report addressing storm water run-off for the pre- and post-development (on-site & off-site). The analysis shall be prepared consistent with City and State standards for storm water detention, treatment and infiltration to the satisfaction of the City Engineer. BP, GP CE 38. All finish graded areas shall be landscaped or revegetated using a native seed mixture and shall demonstrate at least 70% ground coverage before final inspection, to the satisfaction of the Community Development Director. GP CE, PS 39. A Storm Water Operation - Maintenance Plan (OMP) is required for the tract and the City Engineer can require the OMP to and shall be recorded as an agreement against all properties affected. When recordation of an OMP agreement is required, the agreement shall contain provisions allowing the City to enter the property, following reasonable notice to the property owner or tenant, to conduct an inspection of the storm water system and post-construction storm water management controls. FM CE 40. When an OMP is required, the OMP shall include a section addressing annual inspection and reporting to the City by a third party, to the satisfaction of the City Engineer. FM CE 41. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities. The WDID number provided by the State’s SMARTS system registration shall be noted on the Title Sheet of the Subdivision Improvement Plans. GP CE 42. Common drainage basins (serving multiple lots) shall be designed to desilt, detain and meter storm flows in accordance with City regulations. GP CE 43. Where storm water is concentrated as a result of new improvements, the drainage shall be conveyed in a non-erosive, controlled condition to an adequate point of discharge, to the satisfaction of the City Engineer. Where concentrated drainage from new improvements cannot be avoided and crosses more than one property, appropriate easements may be required. GP CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. 44. Storm Sewer shall be of either cast-in-place or precast reinforced concrete pipe, polyvinyl chloride pipe, high density polyethylene pipe or an approved equal, to the satisfaction of the City Engineer. a. Minimum pipe diameter allowable on any storm drain within a roadway or road right-of-way (public or private) shall be 18" diameter. A lesser size may be used for down drains on fill slopes if approved by the City Engineer. b. Minimum design velocity in closed conduits shall be 2 f.p.s. when conduit is flowing to capacity and should not exceed 15 f.p.s. c. Closed conduits shall be designed to convey the 10-year storm flow with gravity flow, the 25-year storm flow with head, and provide a safe overland route for the conveyance for the 100-year storm overflow. d. Storm Sewer Manholes shall be located at junction points, changes in gradient, and changes in conduit size to the satisfaction of the City Engineer. On curved pipes with radii of 200' to 400', manholes shall be placed at the BC or EC of the curve and on 300' maximum intervals along the curve. On curves with radii exceeding 400', manholes shall be placed at the BC or EC of the curve and on 400' maximum intervals along the curve for pipes 24" and less in diameter and 500' maximum intervals along the curve for pipes greater than 24" in diameter. Curves with radii less than 200' will be handled on an individual basis and approved be the City Engineer. e. Spacing of manholes or inlets, of such size as to be enterable for maintenance, shall not exceed 500' for pipes 24" and smaller diameter and 600' for pipes greater than 24" in diameter, except under special conditions as approved by the City Engineer. The spacing of manholes shall be nearly equal wherever possible. f. Manholes or junction boxes, entry to which does not fall in the gutter line, must have standard 24" diameter manhole covers. Those falling in the gutter line may use the standard grated manhole cover and serve also as an inlet manhole. g. Storm Drain Inlets shall be spaced so that gutter flow does not exceed a depth of 6" at the face of the curb for a 10-year storm and so that a 25-year storm flow will not cause damage and can be contained within the right-of-way. FM, PIP CE 45. Prior to approval of subdivision improvement plans, the project engineer shall provide a Storm Water Control Plan with supporting calculations, water management area maps, and a report confirming compliance with City and state regulations. FM CE 46. All storm water management improvements to be owned or managed by the HOA shall be identified in an Operation and Maintenance Plan/Agreement (OMP) and shall be recorded concurrently with the Final Map. The OMP shall include a financial plan addressing annual and long-term maintenance as well as replacement. Specific requirements for storm water management may be required to be identified on an FM / Ongoing CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. additional Final Map information sheet. Public Improvements and Maintenance: 47. The new street shall be privately owned and maintained. The structural section shall be based on a Traffic Index of 5.0 for residential and 8.0 for commercial. The pavement section of the internal private roads shall be based on a Traffic Index (TI) = 5.5 and a 50-year design life. a. New roads with pavement placed prior to the construction of buildings will be subjected to additional construction traffic and wear associated with the on-site construction not included in the design life of the pavement section. Therefore to off-set this, the AC thickness shall be increased from that which is derived from Caltrans method by either: b. 1” if the pavement is placed prior to building construction (not phased road construction). 1.5” if the pavement construction is phased (i.e. – a portion of the ultimate pavement thickness is deferred and a final pavement cap placed prior to final inspection). Final pavement cap shall not be less than 1.5”. FM BP, GP CE Principal shall be improved with frontage improvements in accordance with City Standards and shall include an integral curb, gutter and sidewalk. BP, GP CE Accessible ramps shall be constructed at curb returns in accordance with City Standards. BP, GP CE 48. The Subdivider shall construct new street frontage improvement and street pavement on Principal Ave along the project frontage, to the satisfaction of the City Engineer. Frontage improvements shall be in accordance with City Standards and Standard Specifications. Principal Ave (on the project side) shall be removed and replaced so as to complete a City standard street cross-section in accordance with City Standard No. 406, to the satisfaction of the City Engineer. Pavement removal shall be at least to the centerline of the roadway pavement (crown). The pavement section shall be designed based on a Traffic Index (TI) = 7.0 and a 50-yr design life, to the satisfaction of the City Engineer. That portion of Principal Ave between El Camino Real and the first new street entrance into the subject property shall be widened to accommodate one left-turn lane and one right-turn lane and the new frontage improvements shall align with the existing El Camino Real curb return. FM BP, GP CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Principal shall be constructed with 40-feet curb-curb, two 12-foot travel lanes and two 8-foot parking lanes. At the intersection with El Camino Real, Principal shall be improved with 40-feet curb-curb including one right-turn lane (westbound), one left- turn lane (westbound), and one through lane (eastbound). Consistent with the traffic study, parking may need to be eliminated where contiguous with the three lanes. 49. The horizontal and vertical design of roads shall be in compliance with the City of Atascadero Engineering Standards and Standard Specifications, to the satisfaction of the City Engineer. The City Engineer reserves the right to make modifications to all submitted road designs, when in the opinion of the City Engineer, the public’s health and safety is benefitted. FM CE 50. Prior to recordation of the Final Map, the Applicant shall establish a funding mechanism approved by the City, to provide sufficient funds on an annual basis to pay for the long term operation, maintenance, management, and future replacement of the site improvements and internal road system serving Tract 3070 including but not limited to: a. Pavement, pavement seals, aggregate base, road frontage improvements b. Striping, signage, street furniture c. Drainage facilities, detention basins, retention basins, bio-swales, & storm water treatment/control measures d. Maintenance of slopes containing the road prism e. Street lighting, street improvements, sidewalks, street trees, special paving surfaces, the sewer collection system, storm sewer collection system, storm water management facilities, common area landscape improvements, designated open space areas, common recreation areas, and common area hardscape improvements. The applicant must provide for the repair and maintenance of on-site shared improvements. This includes roads, sidewalks, street trees, streetlights, private sewer system, drainage facilities, recreation areas and common landscaping. Examples of the two methods for funding mechanisms that may be used are: a. Homeowners Association. This private organization would be responsible for the maintenance, repair and replacement of the facilities. b. Assessment District and Landscape and Lighting District. Funds for the maintenance, repair and replacement of the facilities would be collected on the property tax bill and distributed to the City. FM CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. The City Engineer and City Attorney shall approve the final form prior to recordation. Prior to recordation of the Final Map, the Applicant’s engineer shall prepare and submit an estimated operating budget and capital replacement analysis for review and approval by the City Engineer. 51. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings. BP, GP CE 52. Street trees shall be planted along El Camino Real and Principal Ave frontages. Spacing or grouping of street trees shall average 30-feet center-to-center and shall be to the satisfaction of the City Engineer and Community Development Director. Where sidewalks are 8-feet wide or greater, trees shall be planted in tree wells behind the curb in accordance with City Standards and to the satisfaction of the City Engineer. Where the public sidewalk is less than 8-feet wide, street trees shall be planted in an area behind the sidewalk approximately 8-10-feet from the back of walk. Trees planted closer than 8-feet from the back of walk shall be approved by the City Engineer and include deep-root planting barriers. BP, GP CE 53. The subdivider shall submit subdivision improvement plans prepared by a registered civil engineer for modifications to Principal and all internal roadways, water, sewer and storm drain infrastructure. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be prepared on 24”x36” plan sheets and in accordance with Section 2 of City Standard Specifications. FM BP, GP CE UTILITIES CONDITIONS 54. Each lot shall be served with individual water, sewer, power, gas, communications, and cable TV laterals. Utility laterals shall be located and constructed to each lot in accordance with City Standards and Standard Specifications. The sewer lateral serving a single lot shall be privately owned and maintained by the individual lot owner. BP, GP CE / BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. 55. Applicant shall pay all applicable sewer extension (annexation) fees (including reimbursement fees, connection fees, etc.) for each lot upon issuance of building permit. Sewer Connection and Reimbursement fees shall be payable upon actual connection of the building sewer to the public sewer system. BP, GP CE / BS 56. Gravity sanitary sewer (SS) mains shall be a minimum of 8 inch diameter pipe and shall terminate in manholes. BP, GP CE / BS 57. New utility services laterals for power, telecommunications and cable TV shall be placed underground, beginning from the off-site point of connection service, to the satisfaction of the City Engineer. established by the public utility provider. The subdivider shall underground the existing overhead utility lines within the project boundaries and public street frontages, to the satisfaction of the City Engineer. When undergrounding of overhead utilities will require modifications to existing overhead utilities within the adjacent block or neighborhood, the City Engineer shall determine a reasonable limit of the undergrounding efforts in coordination with the affected utility providers. A “reasonable limit” may include the retention of specific overhead lines and poles within the street frontage due to extenuating circumstances, as determined by the City Engineer in coordination with the utility providers. When existing overhead facilities are left in place, the Applicant shall install underground conduits for future use, to the satisfaction of the City Engineer. BP, GP CE / BS 58. A Public Utility Easement (PUE) (6-foot wide min) shall be dedicated along all public and private street frontages. Adjacent to lots zoned for commercial development, the PUE may be required to be 10-feet wide, to the satisfaction of the City Engineer and/or utility purveyor. BP, GP CE 59. New water facilities and services shall be designed and constructed in accordance with the requirements of the Atascadero Mutual Water Company. BP CE 60. Wastewater discharge shall conform to City requirements and shall connect to a public sewer main, to the satisfaction of the City Engineer. BP CE 61. The on-site sewer main, wastewater collection system, and storm water collection system serving this project shall be privately owned and maintained by the Homeowners’ Association (HOA). FM CE / PS On-site storm water collection and detention system shall be privately owned and maintained by the HOA. CE / PS 62. Prior to recordation of the Final Map, the Applicant shall establish a benefit maintenance assessment district or similar funding mechanism approved by the City, FM CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. to provide sufficient funds on an annual basis to pay for the operation, maintenance and future replacement of the wastewater collection system serving Tract 3070. The engineer of record shall prepare and submit an estimated operating budget and capitol replacement analysis for review and approval by the City Engineer, prior to recordation of the Final Map. Overhead utilities shall be placed underground where located along the subject property frontage of El Camino Real, Principal, and Pino Solo. CE / BS STANDARD SUBDIVISION CONDITIONS 63. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings. BP, GP CE 64. In the event that the applicant is allowed to bond for the public improvements required as a condition of this map, the applicant shall enter into a Subdivision Improvement Agreement with the City. FM CE 65. An engineer’s estimate of probable cost shall be submitted for review and approval by the City Engineer to determine the amount of the bond. FM CE The Subdivision Improvement Agreement shall record concurrently with the Final Map. FM CE The applicant shall be responsible for the relocation and/or alteration of existing utilities. BP, GP CE The applicant shall install all new utilities (water, gas, electric, cable TV and telephone) underground. Utilities shall be extended to the property line frontage of each lot or its public utility easement. BP, GP CE 66. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. Street centerline monuments shall be provided at intersections and at the beginning and end of curves along the street centerline. FM CE 67. The applicant shall acquire title interest in any off-site land that may be required to allow any off-site property rights necessary for the construction of the subdivision improvements. The applicant shall bear all costs associated with any and all off-site property the necessary acquisitions including but not limited to legal and administrative costs incurred by the City. The applicant shall also gain concurrence FM CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. from all adjacent property owners whose ingress and egress is affected by these improvements. Slope easements shall be provided as needed to accommodate cut of fill slopes. FM CE Drainage easements shall be provided as needed to accommodate both public and private drainage facilities. FM CE The final map shall be signed by the City Engineer prior to the map being placed on the agenda for City Council acceptance. FM CE Prior to recording the tract map, the applicant shall submit a map drawn in substantial conformance with the approved tentative map and in compliance with all conditions set forth herein. The map shall be submitted for review and approval by the City in accordance with the Subdivision Map Act and the City's Subdivision Ordinance. FM CE Prior to recording the tract map, the applicant shall set monuments at all new property corners. A registered civil engineer or licensed land surveyor shall indicate by certificate on the parcel map, that corners have been set or shall be set by a date specific and that they will be sufficient to enable the survey to be retraced. 68. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. FM CE Prior to recording the map, the applicant shall complete all improvements required by these conditions of approval FM CE Prior to recording the tract map, the applicant shall have the map reviewed by all applicable public and private utility companies (cable, telephone, gas, electric, Atascadero Mutual Water Company). The applicant shall obtain a letter from each utility company indicating their review of the map. The letter shall identify any new easements that may be required by the utility company. A copy of the letter shall be submitted to the City. New easements shall be shown on the map. FM CE 69. All existing easements of record that are to remain shall be shown and noted on the Final Map. FM CE 70. The City of Atascadero may require an additional map sheet for information purposes FM CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. in accordance with the Subdivision Map Act. 71. Documents to be recorded concurrently with the Final Map (e.g.: off-site rights-of-way dedications, easements not shown on the map, agreements, CC&Rs, etc.) shall be listed on the certificate sheet of the map. FM CE 72. The Subdivider shall dedicate an easement for the following over the on-site private roadways:  A private wastewater collection system  Atascadero Mutual Water System (AMWC)  Public and private utilities  Storm water FM CE A 6-feet wide Public Utility Easement (PUE) shall be dedicated contiguous to all public road rights-of-way. FM CE 73. Drainage easements: a. Easements shall be dedicated over areas containing drainage improvements that benefit or serve more than one property. The determination as to whether the easement is private or offered to the public will be determined by the City Engineer prior to approval of the subdivision improvement plan and Final Map. b. Concentrated cross-lot drainage shall be avoided where possible; when required, concentrated drainage shall be conveyed via appropriate easements, to the satisfaction of the City Engineer. FM CE 74. Wherever an easement is created for commonly owned or operated improvements for the benefit of more than one lot, there shall also be created a maintenance and operations agreement, to the satisfaction of the City Engineer and City Attorney. FM CE 75. Easements that are not intended to continue in perpetuity, or, are subject to modification as the project develops, shall not be shown on the Final Map and shall be recorded by separate instrument. FM CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Upon recording the final map, the applicant shall provide the City with a black line clear Mylar (0.4 mil) copy and a blue line print of the recorded map. FM CE 76. Prior to the final inspection of any public improvements, the applicant shall submit a written statement from a registered civil engineer that all work has been completed and is in full substantial compliance with the approved plans. FM CE Prior to the final inspection, the applicant shall submit a written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. BP, GP CE 77. An encroachment permit shall be obtained prior to any work within City rights of way. BP, GP CE Prior to the issuance of building permits the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. BP, GP CE Atascadero Mutual Water Company WATER DISTRIBUTION SYSTEM 78. The Applicant shall extend the water distribution system to the satisfaction of the Atascadero Mutual Water Company (AMWC) and City Engineer. The applicant shall submit plans to AMWC for the water distribution facilities needed to serve the project. AMWC shall review and approve the plans before construction begins on the water system improvements. All water distribution facilities shall be constructed in conformance with AMWC Standards and Details and the California Waterworks Standards (Code of Regulations Title 22, Division 4, Chapter 16). All cross- connection devices shall conform to AWWA and California Department of Health Services standards. GP, BP CE 79. Each lot shall be served with a separate water lateral and meter in accordance with the AMWC requirements. 80. Before the start of construction on the water system improvements, the applicant shall pay all installation and connection fees required by AMWC. Subject to the approval of AMWC, the applicant may enter in to a “deferred connection” agreement. GP, BP CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. 81. Before issuance of building permits, the applicant shall obtain a “Will Serve” letter from AMWC for the newly created lots within the subdivision. GP, BP CE The water mains required to serve the project shall be laid out in a grid or looped pattern. GP, BP CE 82. The water system shall include easements outside of the road rights-of-way for water system facilities as required by the AMWC and to the satisfaction of the City Engineer. The applicant shall provide AMWC with easements for those water facilities proposed for operation and maintenance by AMWC that are constructed outside of publicly maintained right-of-ways. AMWC shall review the form and content of the easements before recordation. GP, BP CE 83. Where the water distribution system requires an above ground reduced pressure unit, pressure booster station or other significant above ground facility, said facility shall be located in an easement contiguous to the road right-of-way and shall include visual screening, to the satisfaction of the AMWC, Community Development Director, and City Engineer. GP, BP CE 84. The applicant shall submit a hydraulic analysis with the first plan check submittal of the water system improvements for the project. The analysis should take into account the fire flows required by the California Building Code.. The applicant is responsible for designing and constructing water system improvements that will provide water at pressures and flows adequate for the domestic and fire protection needs of the project. GP, BP CE 85. Fire hydrant locations shall be to the satisfaction of the City Fire Marshall and City Engineer. GP, BP CE 86. Properties and/or areas that are managed or owned by the HOA shall be metered separately to the satisfaction of the AMWC. The applicant shall obtain a separate landscape-irrigation meter(s) from AMWC for the common areas within the project, as required by the Water Company. GP, BP CE City Council Conditions – May 26, 2015 CC. 1 Public Works Director and Police Chief to monitor and recommend additional red curb / no parking stripping, parking height restriction, and weight and along Principal Avenue / El Camino Real for intersection and traffic safety prior to final occupancy of the1st unit BP PW Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. CC. 2 Public works director to work with San Luis Obispo Regional Transit Authority on location of existing bus stops for traffic safety purposes prior to the occupancy of the 1st unit. BP PW CC. 3 The proposed car -wash use to apply for a building permit prior to occupancy for the 1st residential unit. BP PS/BS Mitigation Measures – Mitigated Negative Declaration 2015-0001 Mitigation Measure 1.c.1: A landscaping plan shall be submitted for all lots adjacent to existing residential development and must identify locations of proposed evergreen trees or similar screening trees with a minimum box size of 24-inches. These trees shall be spaced throughout an individual lot to ensure screening of existing residences and proposed new development. BP PS/BS Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site glare. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Any luminaire pole height shall not exceed 20 -feet in height, limit intensity to 2.0 foot candles at ingress /egress, and otherwise 0.6 foot candle minimum to 1.0 maximum in parking areas. No light shall be permitted to spill off -site. Fixtures shall be shield cut-off type. Avoid wall mount fixtures at rear of building, except at exits. BP PS/BS Mitigation Measure 1.d.2: Applicant must submit a landscaping plan, concurrent with building permit submittal, for the proposed carwash use. Landscaping plan shall include tree plantings 30-feet on center along El Camino Real and additional plantings along property boundary perimeter in designated landscaping planters. BP PS/BS Mitigation Measure 1.d.3: At the time of building permit submittal for car-wash portion of the proposed project, building plans shall indicate the use of a non-reflective coating, or other glare reducing applications on all galvanized or corrugated metal surfaces utilized as a part of the proposed car-wash structure. Materials must be noted on construction detail sheets and lead project designer of record must submit a letter certifying application of materials prior to building permit final. BP PS/BS Mitigation Measure 1.d.4: At the time of building permit submittal for car-wash portion of the proposed project, applicant must submit a photometric plan showing locations of proposed on-site lighting. All exterior site lights shall utilize full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and glare. Fixtures shall be shield cut-off type. Prior to final occupancy, City Staff and the applicant shall meet on-site and review lights at dusk condition to ensure off-site light spillage and glare. BP PS/BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 “Assessing and Mitigating Construction Impacts.” 2.4 Fugitive Dust Mitigation Measures: a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60 minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; please note that since water use is a concern due to drought conditions, the contractor or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control. For a list of suppressants, see Section 4.3 of the CEQA Air Quality Handbook; c. All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non -invasive, grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible; BP PS/BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. l. All PM10 mitigation measures required should be shown on grading and building plans; and, m. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Mitigation Measure 3.b.2: The project shall be conditioned to comply with all applicable APCD regulations pertaining to Naturally Occurring Asbestos (NOA). Prior to any grading activities a geologic evaluation should be conducted to determine if NOA is present within the area that will be disturbed. If NOA is not present, and exemptions request mus t be filed with the District. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety program for approval by the APCD. Technical Appendix 4.4 of the SLO County APCD CEQA Air Quality Handbook includes a map of zones throughout San Luis Obispo County where NOA has been found and geological evaluation is required prior to any grading. BP PS/BS Mitigation Measure Addendum (2015 certified MND): Demolition activities can have potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos containing materials could be encountered during the demolition or remodeling of existing buildings or the disturbance, demolition, or relocation of above or below ground utility pipes/pipelines (e.g., transit pipes or insulation on pipes). This project includes these activities and therefore it may be subject to various regulatory jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the BP BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. APCD, 2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and disposal requirements of identified ACM. Please contact t he APCD Enforcement Division at (805) 781-5912 for further information. Mitigation Measure Addendum (2015 certified MND): Effective February 25, 2000, the APCD prohibited developmental burning of vegetative material within San Luis Obispo County. If you have any questions regarding these requirements, contact the APCD Enforcement Division at 781-5912. BP PS/BS Mitigation Measure Addendum (2015 certified MND): Portable equipment, 50 horsepower (hp) or greater, used during construction activities may require California statewide portable equipment registration (issued by the California Air Resources Board) or an APCD permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive. For a more detailed listing, refer to the Technical Appendices, page 4-4, in the APCD's 2012 CEQA Handbook.  Power screens, conveyors, diesel engines, and/or crushers;  Portable generators and equipment with engines that are 50 hp or greater;  Electrical generation plants or the use of standby generator;  Internal combustion engines;  Rock and pavement crushing; and  Tub grinders. To minimize potential delays, prior to the start of the project, please contact the APCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements. BP PS/BS Mitigation Measure Addendum (2015 certified MND): Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include:  All EPA-Certified Phase II wood burning devices;  Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;  Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab;  Pellet-fueled woodheaters; and BP PS/BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp.  Dedicated gas-fired fireplaces. If you have any questions about approved wood burning devices, please contact the APCD Enforcement Division at 781-5912. Mitigation Measure 4.a.1: A qualified biologist shall conduct a pre-construction survey within 30 days of initial site disturbance to identify whether silvery legless lizards are present. If silvery legless lizards are detected, a biological monitor shall be present during initial ground disturbing and vegetation removal activities to allow for a salvage and relocation effort for the lizard and other ground dwelling common wildlife that may be present. BP PS Mitigation Measure 4.a.2: Conduct a springtime rare plant survey to determine the presence/absence of any special-status plants. Should any be discovered, implement a seed and/or plant salvage program and incorporate the salvaged material into the drainage setback and detention basin landscaped areas. BP PS Mitigation Measure 4.b.c.1: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for work in the ephemeral drainage. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on riparian/wetland habitat to achieve the goal of a no net loss of wetland values and functions. As such, regulatory compliance would reduce potential impacts on waters of the U.S. to a less than- significant level. BP PS Mitigation Measure 4.b.c.2: The applicant shall obtain compliance with Section 1600 et.seq. of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for work within the ephemeral drainage and riparian habitat (stream zone). Should an agreement be required, the applicant shall implement all the terms and conditions of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFW may require compensatory mitigation for unavoidable impacts on riparian habitat in the form of onsite riparian habitat restoration to the extent feasible. As such, regulatory compliance would reduce potential impacts on waters of the state to a less-than-significant level. BP PS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 4.d.1: Vegetation removal and initial site disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season (February 1 to August 31), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. BP PS Mitigation Measure 4.d.2: If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non- disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. Mitigation Measure 4.e.1: Grading and excavation and grading work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within twenty feet of construction work shall be fenced for protection with 4-foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from under the canopy of any trees that are to remain. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. BP PS/ BS Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out in the Tree Protection Plan. An inspection of the tree fencing shall be done by City staff prior to issuance of building permits. BP PS/ BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 4.e.3: The following measure shall be incorporated on-site during the construction process of the proposed project: 1. A minimum height construction protective barrier shall be erected around the drip line of the tree plus 4’. The fence shall be supported with “T” posts at no more than 6’ o.c. and tied at least 3 places per post. This fence shall be installed by the General Contractor before any rough grading is allowed on the site. Approval for this stage must be obtained in writing from either the Arborist or the Counties/Cities representative. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn during construction process shall be pruned prior to any heavy equipment work being undertaken. 4. Once the rough grading is accomplished the fence may be moved closer to the trunk of the tree for finish grading. At no time shall the fence be placed within the Critical Root Zone (CRZ). This location is determined by the diameter of the trunk at D.B.H. (4.5’ above grade) and is 1’ per 1” diameter in the direction of the drip line. At no time shall the fence be moved closer to the trunk than the drip line. 5. Any roots that are encountered over 2” diameter, during the excavation process shall be clean cut perpendicular to the direction of root growth with a handsaw. At no time shall tree seal be applied to any cut. Any roots over 2” diameter the county/city representative shall be notified to determine the preferred course of action. 6. All trenching with CRZ area shall require hand trenching to preserve and protect roots over 2” in diameter. 7. No grading of trenching is allowed within the CRZ fenced area without written permission from the County/City representative or a certified arborist. 8. Any roots over 4” in diameter are not to be cut or ripped until inspected and approved in writing by the arborist. 9. If, for whatever reason, work must be accomplished inside the drip line 4”-6” of mulch must be applied first to decrease the possibilities of compaction upon written approval from the arborist. 10. There shall be a pre-construction meeting between the Engineering/Planning staff of the County/City, Grading equipment operators, Project Superintendent and the Arborist to review the project conditions and requirements prior to any grubbing or earth work for any portions of the project site. All tree protection fencing shall be installed for inspection prior to this meeting. 11. All trees shall be pruned before any construction takes place that are in the development areas to be saved if they might be damaged by the construction equipment. This must be accomplished by a bonded, BP PS/ BS Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. licensed, and certified Tree Service Contractor. 12. All debris shall be cleared from the area or chipped and spread on the site or stacked in orderly piles for future use by the Owner, at the Owners request. 13. In locations where paving is to occur within the drip line grub only and do not compact unless authorized in writing. Permeable pavers or other preamble surface must be approved by the Arborist. Mitigation Measure 4.e.4: Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, and the construction-related tree protection measures are no longer required for tree protection. FO PS/ Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees. BP PS/ BS Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653 -4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. BP / GP PS Mitigation Measure 6.b.1: The on-site subdivision / grading permit plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction, consistent with mitigation or construction methods outlined in the geotechnical report. Plans shall be approved by the City Engineer prior to issuance. GP PS/CE Mitigation Measure 6.b.2: All cut and fill slopes mitigated with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork, as approved by the City Engineer. All disturbed slopes shall have appropriate erosion control methods in place. GP PS/CE Mitigation Measure 6.b.3: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be in place prior to commencement of grading activities. This device shall be approved by the City Engineer. GP PS/CE Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 6.b.4: A re-vegetation plan shall be submitted with building permits. All disturbed cut and fill slopes shall be vegetated as specified in a landscaping plan. The landscaping plan must be approved by both the Community Development Department and the Public Works Department. GP PS/CE Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-combustible exterior construction and roofs and fire- resistant building materials. BP FD Mitigation Measure 9.d.e.f.1: The project must include a series of pervious driveways, parking space pervious cross-sections, landscaped areas, and a shallow retention pond intercepting existing El Camino Real runoff in small storm events. Construction of two (2) detention basins located along the existing ephemeral drainage to detain the peak developed runoff coming from the new development is required. The detention basins must meet the City’s drainage design standards with surface runoff being treated for water quality through structural control measures including: disconnected downspouts flowing to vegetated bio-swales, and pervious pavement areas to control storm volume. The two detention ponds must meet the City’s peak runoff management criteria to maintain pre- developed flow conditions for the two year storm event and control a fifty year maximum storm with one foot of freeboard. In storm events with greater than a fifty year recurrence interval, the detention pond must control discharge with a pipe out-flowing no more than the existing two year peak flow. GP PS/CE Mitigation Measure 9.d.e.f.2: The developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Failure to comply with the approved construction Best Management Practices will result in the issuance of correction notices, citations, or stop orders GP PS/CE Mitigation Measure 12.a.1: In order to reduce the impact of the air blower noise, the Acoustic Study recommends blowers be placed deeper in the tunnel. BP PS/BP Mitigation Measure 12.a.2: The Acoustic Study recommends the addition of acoustical protection to the facades of the residences that face the car wash site. This would have the additional benefit of reducing their exposure to traffic noise from El Camino Real. BP PS/BP Mitigation Measure 12.a.3: Following completion of the car wash phase of construction, noise levels may be reassessed to determine the need for a noise barrier wall. The wall could be constructed at the side of the exit drive and would be most effective if it were several feet higher than the height of the blower closest to the exit. A wall extending eight feet from the end of the tunnel would reduce sideline noise levels by six decibels. BP PS/BP Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 12.a.4: The Acoustic Study recommends the following design and structural specifications for achieving a 25 decibel noise reduction.  Installation of an air conditioning or a mechanical ventilation system so that windows in rooms and office spaces facing east can remain closed.  Exterior doors facing east should be solid core with sweeps and seals that make a positive closure.  Exterior walls should be constructed of stucco 7/8” three coats over plywood 5/8” on exterior.  Interior surfacing should be 5/8” for drywall interior. Additional acoustic insulation could be achieved by two layers of drywall or application over resilient furring channels.  Glass in both windows and doors should not exceed twenty percent (20%) of the floor area in a room. This is for conventional windows. It i s reasonable to permit an increased opening size if the window assembly conforms to the specifications providing a greater than 25 decibel NLR. The greatest improvement in the sound insulation of windows can be achieved by using thicker glass and a larger air space between panes in dual glazed windows. STC values may be used in estimating a window’s sound blocking qualities by the newer, Outdoor-Indoor Transmission Class or OITC (ASTM E1332) value is preferred and more appropriate for units exposed to transportation noise.  Voids around windows should be filled with insulation and wood blocking, and the perimeter of windows thoroughly caulked.  Vents and openings should be minimized on the sides of the buildings exposed to the road and if vents are required, they should be designed with acoustical baffles. BP PS/BP Mitigation Measure 15.a.1: The applicant, prior to final map recordation, must annex into the City’s Community Facilities District (CFD) that will be levied to residents on an annual basis within the proposed project boundary to off-set additional maintenance costs by new residents on existing recreation facilities maintained by the City. FM PS/CE Mitigation Measure 16.a.b.1: Striping Principal Ave must be provide a designated left and right turn lane between El Camino Real and the westerly project driveway to reduce queuing times and traffic impacts. BP PS/CE Mitigation Measure 16.a.b.2: Restricting parking to improve sight lines for vehicles exiting the commercial driveway on the south side of Principal Ave must be approved by the Public Works department. This may include red curb striping / signage or any other additional devices required to enforce no parking along this segment. BP PS/CE/F D Conditions of Approval / Mitigation Monitoring Program Principal Mixed-Use 2017 Amendment Planned Development (PD-24) Master Plan of Development / Tract 3070 (2017) CUP 2003-0117/TTM 2014-0107 (2017 Amendment) Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibi lity /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Mitigation Measure 16.a.b.3: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for all residential and non-residential uses that contribute to the deficiencies to the US 101 / Santa Rosa Road interchange. Those traffic impact fees shall be collected as follows: $5,597 per residential unit (medium density); $9.3710 per square foot (sf) for proposed car wash use; $6.8720 per square foot for commercial uses. Consistent with the Subdivision Map Act, vesting right of fees shall expire within one (1) year of the date that the final map is recorded. Any building permit not applied for by the expiration of the vesting right will pay impact fee(s) as adopted at the time of building permit application. BP/FO PS Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the Community Development Department for review and approval. Landscaping must consist of drought tolerant species and utilize drip irrigation. Turf shall not be permitted as a part of the approved landscaping plan. BP PS EXHIBIT B: Master Plan of Development / Site Plan (2017) EXHIBIT C: Landscape Plan (2017) EXHIBIT D: Mixed-Use Elevations / Floor Plans (2017) See conditions of approval which require modifications to first floor front and rear elevation designs EXHIBIT D: Mixed-Use Elevations / Floor Plans (2017) EXHIBIT E: Car-Wash Elevations / Floor Plan (2015) EXHIBIT E: Car-Wash Elevations / Floor Plan (2015) EXHIBIT D2: Car-Wash Elevations / Floor Plan (2015) EXHIBIT F: Detached SFR Elevations and Floor Plans (2017) EXHIBIT F: Detached SFR Elevations and Floor Plans (2017) EXHIBIT F: Detached SFR Elevations and Floor Plans (2017) EXHIBIT F: Detached SFR Elevations and Floor Plans (2017) EXHIBIT G: Elevation Key – Porches, Side & Rear enhancement locations (2017) See conditions of approval which require upgraded elevation styles on additional Lots 12 and 27 EXHIBIT H: Attached Units Elevations and Floor Plan (tri-plex) (2017) See conditions of approval which require extended covered porches on the side elevations (above the front door) on lots 33, lot 28, lot 34, and lot 36. EXHIBIT H: Attached Units Elevations and Floor Plan (tri plex) (2017) EXHIBIT I: Grading and Drainage Plan (2017) EXHIBIT J: Utility Plan (Overhead Utility Locations (2017) EXHIBIT K: Fencing Plan (2017) See conditions of approval which require modifications to fencing locations (increased setbacks) on Lots 3, 34, and 21 EXHIBIT L: Color and Materials (2017) **See project file for colors** EXHIBIT L: Color and Materials EXHIBIT L: Color and Materials (2017) EXHIBIT L: Color and Materials (2017) EXHIBIT L: Color and Materials (2017) See conditions of approval which require the color scheme for the 6-plex live work building to be modified to reduce the total number of colors used for a more simplified color scheme EXHIBIT M: Landscape Screening Plan (2017) EXHIBIT M: Landscape Screening Plan (2017) EXHIBIT M: Landscape Screening Plan (2017) EXHIBIT N: Car-Wash Signage (2015)